Dietzenbach: Age-appropriate housing with secure rental income

Address of the Real Estate

Street: Dieffenbachstraße

ZIP Code: 63128

City or town: Dietzenbach

District: Steinberg

Purchase Price and Realtor Commission

Asking Price: € 232,000.00

Brokerage commission to be paid by buyer incl. VAT (% of notarized purchase price): 2.975 %

Total commission: 5.95 %

Note on the commission: 2.975% buyer's commission incl. VAT of the notarised purchase price, earned and due upon notarisation. We have concluded a commission-based brokerage agreement for the same amount with the selling owner.

Keynote

The special qualities of the property: Meets the needs of the rental market for the older generation

Keynote II

That makes your heart smile:

Low-maintenance investment with perspective – barrier-free living in a sought-after location

This well-maintained residential complex was specifically designed for senior and disabled-friendly living, offering tenants aged 50 and over, as well as people with disabilities (including those accompanied by a companion), a comfortable and barrier-free living environment. Demand for this type of housing is consistently high – vacancy is a foreign concept here.

Attractive environment with high living comfort

The complex is characterized by well-thought-out features that offer residents real added value:

· Visitor apartment for guests

· Fitness room for gymnastics or yoga evenings

· Sauna

· Common room for shared activities

· Individual basement rooms

The complex also enjoys a convenient location with easy access: a bakery with a café, small shops, and restaurants are in the immediate vicinity. A larger shopping center is within walking distance or just a few minutes by bus (two stops).

Solid returns with development potential

The current monthly rent will be adjusted from €700 to €800 effective October 1st – still a market-based level with room for further increases. In the event of a future tenant change – which is realistic in the medium term – a new lease can also be arranged at current terms. Any renovation work that may be required also offers the opportunity for value-enhancing modernization.

Land plot data

Size of Landplot: 1,528.00 m²

For WEG: co-ownership share in the property: 4505 / 100000 Shares

Quality of living area: Upscale Dietzenbach residential area (Steinberg)

Description of property

In a nutshell:
Good building structure and age-appropriate living in a quiet, natural location

Year of construction: 2004

Comment regarding year of building: The developer at the time, Jökel Bau, specialized in housing suitable for seniors and people with disabilities. The entire complex is very well thought out.

Detailed description of the object:

The residential complex at Dieffenbachstraße 1–3 offers an ideal setting for comfortable, age-appropriate living.

A total of 20 privately owned flats are housed within a well-maintained building featuring two separate entrances, connected at basement level – where additional, thoughtfully designed communal facilities await.

Flat No. 5 is situated on the first floor of the first entrance, tucked away at the edge of the building.
Its corner position allows for windows on three sides, filling the home with natural light throughout the day. The kitchen and open-plan living/dining area are separated by a practical sliding door. The partition wall is of lightweight construction and may easily be removed if a more open layout is preferred.

The modern bathroom includes a walk-in, step-free shower – offering both convenience and accessibility.

The bedroom provides ample space, whether for a double bed and wardrobe or two single beds with additional storage.

A true highlight of the property is the generous south-west-facing balcony, fully covered and currently enjoyed by the residents as a charming balcony garden – a lovely spot to relax in almost any weather.

Features:

Lifestyle and wellbeing – enhanced by first-class communal amenities

On the ground floor, a spacious communal lounge with kitchen and WC is available for residents to hire at a modest fee – perfect for birthday celebrations, family gatherings, or social get-togethers with neighbours.

The basement level adds even more to the sense of comfort and community:
In addition to a private storage room and a dedicated laundry area with individual machine connections, residents benefit from a well-ventilated fitness room and two small guest flats with en-suite bathrooms, available for short-term stays.

A particular luxury is the generously sized sauna suite, featuring a sauna shower, WC, and loungers for relaxation – providing a peaceful space for wellness and self-care just moments from your front door.

Other information (population etc.)

Number of residents whole community: 35.500

County (Kreis): Offenbach

Federal country: Hessen

More property information

Type and age of windows:
From year of construction

Other data to the property:

Secure Investment Opportunity – Inflation-Resistant, Socially Responsible, and Tax-Efficient

This residential complex was purpose-built for senior-friendly and accessible living. It caters to individuals aged 50 and over, as well as people with disabilities and their companions – with no upper age limit. The demand for such housing is steadily rising due to demographic shifts, creating an exceptionally stable and future-proof rental market.

Vacancy is virtually unheard of in this property. The need for barrier-free, age-appropriate accommodation is constant, and properties of this type are rare. The current tenants hold a non-terminable lease, offering rental security, while a tenant change is realistically foreseeable in the medium term.

The current rent level has not been adjusted for several years, offering the future owner potential for increased yield through market-aligned rent adjustment. Upon future vacancy, some refurbishment will be advisable – providing a natural opportunity for value enhancement and rent repositioning.

From an investor's perspective, this property offers several key advantages:

Inflation protection through real asset investment
Steady rental income with high occupancy reliability
Tax benefits (depending on jurisdiction) for property depreciation, refurbishment, or long-term holding strategies
Clear exit strategy through resale in a niche and in-demand housing segment

This is a low-risk, meaningful investment with long-term growth prospects – ideal for portfolio diversification, retirement planning, or first-time property investors seeking a stable entry point.

Notes regarding built-in kitchen: The kitchen belongs to the tenants

Cellar layout: Separate storage room, lockable

Description of location

Description of location:
Dietzenbach is part of the southern suburbs of the Rhine-Main metropolis. It is also an administrative center for the Offenbach district (building inspection, driver's license office, employment office, and residents' registration office). The Steinberg district is a largely newly built, upscale residential area. The apartment is close to nature yet central enough to reach shops for daily needs.

Public transport connection:
The bus stops in front of the building and also takes you to the S-Bahn station or other parts of the district.

Connection to traffic routes by car:
Good connection to the A 661 motorway and to Frankfurt.

Energy Performance Certificate (EPC) Data

Building type: Detached apartment building

Final energy value: 94.00 kWh/m²a

Year of construction of building according to EPC: 2004

Primary energy value: 9.00 kWh/m²a

Date of Energy Performance Certificate: 5 May. 2022

Year of Construction of the heat generator according to EPC: 2004

Condominium: Specific data (I)

In which floor (groundfloor=0) (German counting): 1

Total number of floors with ground floor and possibly top floor: 4

Approx. living area: 68.00 m²

Rented out (details): Rented to an elderly couple since

Number of rooms (German counting): 2.00

Number of bedrooms: 1

Number of bathrooms: 1

Balcony, Terrace, Loggia: Beautiful large west-facing balcony

Condominium: Specific data (II)

Co-ownership shares: 4505 / 100.000 MEA

Share of property on the land in %: 4.505 %

Monthly housing fee: € 311.00

How much (in EUR) of maintenance fund payment already included in housing fee: € 65.75

Allocable to the tenant when letting (excluding property tax and CO-2 share): € 210.00

Source of these informations: Economic plan

Number of units in the block: 20

Information on barrier-free access, etc.

Disabled accessible: Yes

Is there a person lift?: Yes

Barrier free?: Ja

Stepless access: Ja

Other details, special features, information about the property

Other specifications: The current tenants are elderly and termination for personal use is not possible.

Legal information

Contents and advertising statements: The descriptions made in this exposé have been prepared to the best of our knowledge and belief on the basis of conversations, studies of property documents, building descriptions, information provided by the seller, minutes of the owners' meetings (in the case of condominiums), research on the Internet with regard to connection location, traffic, schools, etc.. Notices with advertising attributes often also represent a personal opinion of the seller or copywriter, and are not to be understood as a declaration of quality in the sense of §§ 433ff BGB. Inadvertently incorrect or false statements will be corrected by us immediately after a hint or discovery by us. Advertising statements serve to arouse interest and emotions. Buyers must inform themselves in detail about the actual condition of an object brokered for sale, if necessary also by consulting an expert, civil engineer or architect. Verbal statements made on the telephone or at viewing appointments by the broker or employee are considered non-binding and may also be incorrect if based on misunderstandings. An interested party should always obtain written evidence of important statements about the condition, quality or legal status of a property. In particular, statements about expansion, extension, new construction, deconstruction of an object, which fall within the scope of building authorities and building inspection authorities, are not binding on our part. For this purpose, written inquiries must be made to the responsible authorities if this is deemed necessary. A preliminary building application or a preliminary permit application should be made in consultation with an architect (an owner's power of attorney is required for this).

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